836 S Dalton St · Gastonia, NC 28052

$159,500

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 65 Days on market

Built 1940 9,147 sqft lot Est $189k · 15% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.5/30.0
• ARV discount +14.4/15.0
• DSCR +4.8/10.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming & Versatile Home Near Downtown Gastonia 3 Bedrooms | 2 Bathrooms | Prime Location Welcome to a property that offers the best of both worlds: a proven investment or a perfect place to call home. Whether you are looking to expand your rental portfolio or find a primary residence with great accessibility, this Gastonia gem is ready for its next chapter.

Key facts

• Great accessibility
• Prime location
• 9,147 sq ft lot

Tags

• PRIME LOCATION
• INVESTMENT OPPORTUNITY
• GREAT ACCESSIBILITY

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One story; Site-built construction
• Construction: Site-built construction materials (Other - see remarks); Crawl space foundation
• Exterior features: Lot is approximately 0.21 acres; Road surface includes dirt and paved; Publicly maintained road

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 2 full bathrooms — on the main level
• Heating & cooling: Central heating; Central air
• Interior features: 8 total rooms; Electric oven; Electric range; Central heating; Central air
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $65 ($783/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (14.1% below list).
• Recommended offer: $137k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% in Gastonia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#528 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Gaston County Schools (suburban): math 44% / reading 42% proficiency, ranked #93 of 178 in NC (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Ridge Elementary (math 37% / reading 33%, grade F, #825 of 1,410 statewide, top 59%, 866 students, 100% FRL); York Chester Middle (math 27% / reading 24%, grade F, #388 of 475 statewide, top 83%, 431 students, 98% FRL); Hunter Huss High (math 37% / reading 38%, grade F, #411 of 535 statewide, top 77%, 1,120 students, 80% FRL) — zoned schools average 93% FRL vs 37% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 352 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gaston County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $116k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,999 (14.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $188,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 S Weldon St	0.14mi	2/2.0	1,040 (+0%)	4mo	$145,000	$139	86
318 S Liberty St	0.49mi	2/1.0	1,033 (-0%)	0mo	$197,700	$191	76
828 Williams St	0.07mi	3/1.0 (+1)	936 (-10%)	5mo	$169,900	$182	72
829 S Dalton St	0.06mi	2/2.0	894 (-14%)	4mo	$98,000	$110	67
1040 East Dr	0.51mi	2/1.0	1,100 (+6%)	1mo	$115,000	$105	65
829 Jackson St	0.45mi	2/1.0	1,107 (+7%)	4mo	$137,000	$124	64
321 S Weldon St	0.48mi	3/1.0 (+1)	1,092 (+5%)	2mo	$205,000	$188	62
525 S Trenton St	0.49mi	2/1.0	929 (-10%)	2mo	$120,000	$129	58
609 W Harvie Ave	0.54mi	2/1.0	900 (-13%)	2mo	$103,000	$114	52
409 W Sixth Ave	0.57mi	2/2.5	1,104 (+7%)	6mo	$265,000	$240	51
322 S Hill St	0.53mi	3/2.0 (+1)	1,101 (+6%)	7mo	$269,999	$245	50
1210 Cloninger Ave	0.55mi	3/2.0 (+1)	936 (-10%)	5mo	$220,000	$235	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.63% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-18,001
• Equity at exit: $23,782

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $5,661
• Equity at exit: $13,791

Cash invested: $44,660 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28052

• Rents YoY: 5.6%
• Active inventory: 352
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$836
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $65

Break-even live

Break-even rent $1,287

Max offer price $159,500

Occupancy floor 90%

Sensitivity live

Price	-10% $156	-5% $110	+0% $65	+5% $20	+10% $-25
Rent	-10% $-43	-5% $11	+0% $65	+5% $119	+10% $173
Rate	-1.0pp $146	-0.5pp $106	base $65	+0.5pp $24	+1.0pp $-18

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	25d	1	0.04mi
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	0d	1	0.04mi
105 Summit St Gastonia, NC	2.0	1.0	894	$995	$1.11	19d	1	0.07mi
112 Dean St Gastonia, NC	2.0	2.0	882	$1,400	$1.59	25d	1	0.12mi
903 W 6th Avenue B Gastonia, NC	2.0	1.0	1111	$1,450	$1.31	22d	1	0.30mi
315 S Ransom St Gastonia, NC	3.0	1.0	1012	$1,399	$1.38	16d	1	0.49mi
1216 Jackson Rd Gastonia, NC	3.0	2.0	1254	$1,825	$1.46	25d	1	0.51mi
300 S Firestone St Gastonia, NC	1.0	1.0	902	$1,425	$1.58	25d	1	0.56mi
300 S Firestone St Gastonia, NC	2.0	2.0	1488	$1,825	$1.23	12d	1	0.56mi
300 S Firestone St Gastonia, NC	1.0	1.0	1279	$1,630	$1.27	5d	1	0.56mi
210 S Highland St Unit A Gastonia, NC	1.0	1.0	800	$995	$1.24	18d	1	0.74mi
106 S Dalton St Gastonia, NC	3.0	2.0	1395	$1,550	$1.11	23d	1	0.74mi
904 Neil St Gastonia, NC	3.0	1.0	1400	$1,100	$0.79	0d	1	0.78mi
407 S Chester St Gastonia, NC	2.0	1.5	1060	$1,262	$1.19	5d	2	0.79mi
1204 Iva Ave Gastonia, NC	2.0	1.0	816	$1,275	$1.56	25d	1	0.83mi
1731 Parkdale Ave Gastonia, NC	3.0	2.0	1159	$1,475	$1.27	14d	1	0.86mi
807 Memory Ln Gastonia, NC	3.0	1.0	864	$1,200	$1.39	25d	1	0.86mi
612 W Main Ave Gastonia, NC	1.0	1.0	777	$1,551	$2.00	25d	1	0.94mi
612 W Main Ave Gastonia, NC	1.0	1.0	810	$1,500	$1.85	4d	1	0.94mi
511 S South St Gastonia, NC	2.0	1.0	950	$1,195	$1.26	25d	1	0.95mi
1917 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	25d	1	0.95mi
1923 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	25d	1	0.96mi
1502 Cloverdale Ln Gastonia, NC	3.0	1.5	1368	$1,599	$1.17	18d	1	0.98mi
412 N Scruggs St Gastonia, NC	3.0	2.5	1338	$1,695	$1.27	25d	1	0.99mi
182 Dixon Cir Gastonia, NC	1.0	1.0	1350	$750	$0.56	18d	1	1.11mi
182 Dixon Cir Gastonia, NC	1.0	1.0	1350	$685	$0.51	25d	1	1.11mi
2104 W 6th Ave Gastonia, NC	2.0	1.0	800	$1,050	$1.31	25d	1	1.11mi
319 Osceola St Gastonia, NC	2.0	1.0	785	$1,275	$1.62	5d	1	1.24mi
319 Osceola St Apt B Gastonia, NC	2.0	2.0	785	$1,275	$1.62	6d	1	1.24mi
319 Osceola St Unit D Gastonia, NC	2.0	1.0	785	$1,300	$1.66	19d	1	1.24mi
147 W Main Ave Gastonia, NC	3.0	1.0–2.0	1080	$1,950	$1.81	25d	8	1.24mi
604 Westwood Cir Gastonia, NC	2.0	1.0	886	$1,450	$1.64	0d	1	1.25mi
401 N Highland St Gastonia, NC	2.0	2.0	944	$1,471	$1.56	6d	1	1.25mi
141 W Main Ave Gastonia, NC	2.0	1.5	1200	$1,599	$1.33	25d	1	1.26mi
225 Tanner St Gastonia, NC	3.0	2.0	1154	$1,693	$1.47	3d	1	1.28mi
710 Glenn St Gastonia, NC	2.0	1.0	800	$1,125	$1.41	25d	1	1.35mi
208 Graham St Gastonia, NC	3.0	2.0	1315	$1,800	$1.37	25d	1	1.37mi
508 Pryor St Gastonia, NC	3.0	1.0	1076	$1,350	$1.25	25d	1	1.38mi
1219 Anderson St Gastonia, NC	2.0	1.5	805	$1,099	$1.37	23d	1	1.41mi
817 W Davidson Ave Gastonia, NC	3.0	2.0	1244	$1,600	$1.29	25d	1	1.41mi

Listing history 24 events

1. 2026-06-21
   days on market $159,500 Active 65 DOM
2. 2026-06-18
   days on market $159,500 Active 62 DOM
3. 2026-06-17
   days on market $159,500 Active 61 DOM
4. 2026-06-16
   days on market $159,500 Active 60 DOM
5. 2026-06-15
   days on market $159,500 Active 59 DOM
6. 2026-06-13
   days on market $159,500 Active 57 DOM
7. 2026-06-09
   days on market $159,500 Active 53 DOM
8. 2026-06-08
   days on market $159,500 Active 52 DOM
9. 2026-06-07
   days on market $159,500 Active 51 DOM
10. 2026-06-04
    days on market $159,500 Active 48 DOM
11. 2026-06-03
    days on market $159,500 Active 47 DOM
12. 2026-06-02
    days on market $159,500 Active 46 DOM
13. 2026-06-01
    days on market $159,500 Active 45 DOM
14. 2026-05-31
    days on market $159,500 Active 44 DOM
15. 2026-04-17
    listed $160,000 Active
16. 2025-05-02
    historical $1,250
17. 2025-04-16
    listed $1,250
18. 2019-03-28
    soldstatus $116,000
19. 2018-06-01
    soldstatus $48,000
20. 2013-05-30
    price $19,900
21. 2013-05-02
    price $20,500 Active
22. 2013-03-20
    price $21,000
23. 2013-02-26
    price $22,000
24. 2013-01-21
    price $23,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,370 · $114/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,440
• − Mortgage interest: −$8,934
• − Property taxes: −$1,370
• − Insurance: −$798
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,640
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $1,247/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gaston County Schools
• NCES district ID: 3701620
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $43,644
• Composite: 36.39/100
• National rank: #4680
• State rank: #93 of 178 in NC

Livability — Gastonia

• Score: 59/100
• State rank: #528
• US rank: #19444

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety D- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gastonia, NC
• County: Gaston County · 201,497 people
• City population: 114,179
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 36,272
• Household income: $49,643
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1521.0

Population outlook (Gaston County) Hauer SSP2

• Today (2025): 230,027 people
• By 2030: 237,300 · +3.2%
• By 2040: 249,659 · +8.5%
• By 2050: 257,806 · +12.1%
• By 2075: 272,163 · +18.3%
• By 2100: 268,652 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 46% Black 33% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Dominican Republic, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Gaston

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.1%
• 2008→2024 swing: 0.0pp no change · 2008: -25.0pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+27.8 2016: R+32.1 2012: R+25.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -348.71%
• Current HPI: 252.912
• Rent YoY: ▲ 5.63%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+595.7% since first listed

10 events — show timeline

• 2026-04-17 Listed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-02 Rental Removed $1,250 PROPERTYWARE
• 2025-04-16 Listed for Rent $1,250 PROPERTYWARE
• 2019-03-28 Sold (Public Records) $116,000 Public Records
• 2018-06-01 Sold (Public Records) $48,000 Public Records
• 2013-05-30 Price Changed $19,900 CANOPYMLS as Distributed by MLS Grid
• 2013-05-02 Price Changed $20,500 CANOPYMLS as Distributed by MLS Grid
• 2013-03-20 Price Changed $21,000 CANOPYMLS as Distributed by MLS Grid
• 2013-02-26 Price Changed $22,000 CANOPYMLS as Distributed by MLS Grid
• 2013-01-21 Price Changed $23,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $1,370 · +0.0% YoY. Source: county tax records.